RICS Level 3 Building Survey Trehafod

Trehafod's housing stock presents unique challenges that make a comprehensive RICS Level 3 Survey essential for any buyer. The village grew rapidly during the 19th century as a coal mining centre, with the Lewis Merthyr Colliery employing thousands of men at its peak. This historical mining activity means many properties sit above former underground coal workings, creating potential for mining subsidence that can affect foundations and structural integrity. The Coal Authority maintains liability for historic mining subsidence, but identifying properties that may be affected requires an experienced eye.

Additionally, Trehafod has experienced significant flooding events, most notably during Storm Dennis in February 2020 when over 68 properties were affected. The combination of the River Rhondda flowing through the village and the topography of the valley creates ongoing flood risk from both river and surface water. Properties in the area may show signs of damp, water damage, or previous flood remediation that only a detailed survey would uncover. Natural Resources Wales maintains a Flood Warning Area covering the centre of Trehafod, and Rhondda Cynon Taf County Borough Council is implementing a Flood Alleviation Scheme to address ongoing risks.

The local geology also presents considerations. The Rhondda Cynon Taf area sits on clay-rich glacial deposits that can cause shrink-swell subsidence as soil moisture levels fluctuate with seasonal weather changes. This type of ground movement can lead to cracking in walls and foundations, particularly in older properties that may not have modern deep foundations. The British Geological Survey identifies shrink-swell as a significant geological hazard in areas with high plasticity clays, and our inspectors know exactly what signs to look for when assessing properties built on these soils.

• Mining subsidence assessment
• Flood damage investigation
• Damp and condensation analysis
• Foundation and structural movement check
• Roof and chimney condition report
• Electrical and drainage overview

Flood risk is a significant consideration for properties in Trehafod. The village sits on the River Rhondda floodplain, and Natural Resources Wales maintains a Flood Warning Area covering the centre of Trehafod. During Storm Dennis, the main flooding source was a surcharging culvert above the railway line that overflowed onto the A4058 and towards Trehafod Road. In total, 65 residential and three non-residential properties were affected, along with significant highway flooding that cut off parts of the village.

Rhondda Cynon Taf County Borough Council is implementing a Flood Alleviation Scheme for Trehafod, including upgrades to the surface water pumping station on Trehafod Road. However, buyers should be aware that properties in lower-lying areas remain at risk. Our Level 3 Survey includes assessment of flood damage indicators, damp proofing measures, and the condition of ground floor finishes and electrics. We look for tide marks, damaged plaster, warped flooring, and any signs that the property has been previously flooded and subsequently dried out.

The combination of flooding history and the valley humid climate makes damp and condensation common issues in Trehafod properties. We check for rising damp, penetrating damp from defective roofs or gutters, and condensation problems that can lead to mould growth and timber decay. Our report will identify the cause of any dampness and recommend appropriate remediation. With the local geology containing clay-rich soils that can cause additional moisture-related issues, a thorough damp inspection is particularly important in this area.

Understanding how properties were built helps our inspectors identify potential issues specific to the local area. Trehafod predominantly features terraced housing, which makes up a significant portion of the village's stock, alongside semi-detached properties. Most of these homes were constructed in the 19th and early 20th centuries to accommodate workers at the local collieries, meaning they are now well over 100 years old in many cases.

The traditional construction in this part of the Rhondda Valley uses local Pennant sandstone with brick dressings for windows and doors, topped with Welsh slate roofs. Many properties feature solid walls rather than cavity wall construction, which can be more susceptible to damp penetration if the original damp proof course has failed or been bridged. Our inspectors are familiar with these construction methods and know exactly what to look for when assessing the condition of these older valley properties.

Some properties in Trehafod may also have been extended or altered over the years, with various types of modifications carried out by previous owners. These changes can introduce complications, particularly where walls have been removed or structural elements altered without proper building regulations approval. Our Level 3 Survey includes assessment of any additions or alterations, checking whether they appear to comply with building regulations or whether further investigation is needed.